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TABLE 7 - Summary of Existing Employment Land Data Re-grouped to reflect Characteristics that affect Land Use Intensity Categories of Land Uses Highway Commercial

Indicators BC Assessed properties for employment uses

No of Properties

93

Land Value Improved Value Total Value

$ 90,272,701 $ 110,339,900 $ 199,308,601

Land Ares (acres) Land Area (sq ft) Improved Area (sq ft) Current FSR

Designated but Highway Highway not used for Commercial Commercial employment Comm/Business Comm/Business Ind Mix Ind Mix (Oliver) (Nelson)

114

172 7502116 652810

2 N/A N/A N/A

$ $ $

233 10132139 N/A

2169

$ $ $

18 794970 0 -

1 worker/301 sq ft N/A

Potential Waterfront Core Commercial properties

16

2,181,000 2,181,000

0.09

Employment (based on ratio)

Core Commercial

193

1,016,000 1,212,900 2,228,900 55 2393180 38720 0.02

0

BC Assessed Downtown Core Commercial properties

129

$ $ $

New opportunity for Commercial/Business employment lands in a Residential Village (not assessed or designated)

164

19

139

20,166,400 16,853,700 36,912,100

$ $ $

17,003,300 30,357,500 46,632,800

39 1700449 343988

12 538349 487948

Industrial

Downtown Secondary Core Commercial Expansion properties

$ $ $

3,122,800 2,022,100 5,144,900

0.20

0.91

1143

1 worker/301 sq ft 1621

7 N/A N/A N/A

40 1761508 144651

New opportunity for New potential Business Industrial Industrial adjacent to Commercial Mix in Waterfront Waterfront area Residential

$ $ $

24 71,501 71,501

55 2392225 N/A

45 1966066 0

N/A

1 worker/301 sq ft 0

0.08

$ $ $

2,227,300 1,444,300 3,671,600 4 153964 34321

-

481

Designated but not used for employment (North of Cherry)

Designated but not used for employment (South of Cherry)

16

20 N/A N/A N/A

864 37642596 N/A

74 N/A N/A N/A

$ $ $

4

35,372,400 32,123,400 62,032,000

28 1216631 N/A

306 13344386 585706

N/A

1 worker/210 sq ft 2699

0.22 1 worker/301 sq ft 114

Totals

BC Assessed New opportunity for BC Assessed Business Industrial Waterfront Business Resource Industrial properties Industrial properties

$ $ $

34

3,960,025 22,600 3,982,625 77 3375464 0

$ $ $

69

164

$ 4,378,065 $ 10,202,400 $ 14,580,465

$ 9,319,201 $ 29,760,800 $ 39,080,001

2,478.89 107,980,484 2,408,671

1,206.94 52,574,394

1,493.90 65,074,110

8,519

N/A

0.01

1/210 sq ft 20

1 worker/542 sq ft 144

Aerial Photos Check Section Outside Uses Footprint Available Land (sq ft) Available Land (acres)

4,286,108 680,108 2,689,490 61.74

858,777 23,140 9,190,097 210.98

794,970 18.25

298,136 49,220 1,402,023 32.19

459,011 283,569 701,283 16.10

284,993 453,030 200,330 4.60

132,522 144,361 1,570,684 36.06

2,392,225 54.92

1,966,066 45.13

79,036 34,321 40,607 0.93

1,380 37,638,313 864.06

336,009 107,868 738,030 16.94

3,450,654 884,984 8,133,594 186.72

Agricultural Des

192,387,358 198,285,100 382,131,658

919

16,993,931 3,908,700 19,965,631 530 23066443 120527

-

0.04 1 worker/542 sq ft N/A

$ $ $

Agricultural ALR

2,289,078 52.55

762,095,772 68,992 19,612,864 450.25

772,281,018 2,730,973 89,359,651 2,051.42

N/A

NOTE: There is 2,532 acres of ALR properties with no agricultural production reported to BC Assessment (area includes 998 acres on Matsqui Island) Also NOTE Map acres and Table 7 areas differ slightly due to data sources.

Total Potential Jobs

Scenarios - Impact of increasing land use Intensity on potential job estimates Scenario 1

FSR 0.3 for Highway Commercial

assume the use of ½ of the available land

1340

4580

396

FSR 1.0 for Core Commercial

699

1165

333

per

FSR 0.3 for DT Secondary

FSR 0.3 for gateway core

FSR 0.5 for new waterfront core

783

1192

34

On many properties there is existing residential structures occupying approximately 1/3 lot coverage

status quo scenario

Scenario 2

FSR 1.0 for Highway Commercial

assume the use of ½ of the available land

4468

15266

1321

FSR 2.0 for Core Commercial

2329

2330

666

Scenario 2 assumes that the expansion properties will redevelop, removing existing dwellings, and build a higher density structure.

intensive land use scenario

Scenario 3

FSR 1.0 for Core Commercial on 1/4 the available land

FSR 0.3 for Highway Commercial

assume the use of ½ of the available land when not specified total square feet required to meet job demand total Commercial and Industrial square feet

FSR 0.3 for DT Secondary

5810

FSR 1.0 for new waterfront core

3974

256

The higher FSR would result if existing structures were removed and redevelopment occurred under an Official Community Plan amendment and comprehensive development zone.

Scenarios 2 and 3 assumes that existing improvements will be removed and new development will occur on 1/2 the land area

FSR 1.0 for gateway commercial on 1/4 of land to anticipate the amount of ESA

1635

27643

-4335

49161

58311

26333

FSR 0.5 for new waterfront core

FSR 0.6 for Business Industrial

1054

11619

3270

With the target excludes potential Assumes that at 1.32 job per jobs in the Business the 9,150 household or Industrial area existing jobs 31,978 jobs by adjacent to will remain and 2053 in Residential on the includes 1,245 Scenario 3 waterfront or any Home-based exceeds the job existing or future Business target by 131 Resource Industrial numbers jobs jobs FSR 0.6 for Business Industrial on 3/4 of developable land

FSR 0.35 for Business Industrial

1340

4580

396

699

582

166

783

1987

128

615

6778

4905

403423

1378515

119246

210303

175321

50082

235603

598056

38491

129155

1423379

1030085

22959

32109

131

73869

83019

51041

2582619 Rational for using Scenario 1 numbers in Scenario 3 is the assumption that use of existing dwellings may slow down redevelopment of expansion area

Assumes retail with office above and could include residential above the office

most realistic scenario

Scenario 4

FSR 1.0 for Highway Commercial

6701

Scenario 18493

New Industrial potential jobs not included in total jobs figure

3209040

assume the use of ¾ of the devlopable land

527

Waterfront plan to determine the amount of employment land use

FSR 1.0 for Secondary Core and gateway commercial

2609

FSR 0.3 for Business Industrial

22899

1981

FSR 2.0 for Core Commercial

3493

3495

Scenario 3 more conservative than Scenario 2 due to the amount of public space that may occur in the area

FSR 1.0 for DT Secondary FSR 1.0 for gateway commercial

998

3914

FSR 2.0 for Core Commercial

5961

FSR 0.6 for Business Industrial

512

1581

FSR 0.6 for Business Industrial

17429

4905

most efficient use of land scenario NOTE 1: Available Land is the land remaining after land areas with improvements and encumbrances have been removed from the total land area on the property, leaving the estimated developable land area. NOTE 2: Resource Industrial and Agricultural areas are not included in the improvement potential or job estimates given the large land area requirements and low improvement square footage. NOTE 3: The encumbered lands have been removed from the gross land area. NOTE 4: Commercial Use includes municipal uses and Cedar Valley Employment Lands - all other institutional uses are not included in the calculations NOTE 5: Resource Industrial uses include forest and mineral related activities; Business Industrial uses include all other industrial uses listed in Census Canada NOTE 6: Maps 2, 3 and 4 show the location of properties grouped into categories that reflect Employment Use Characteristics listed in Table 7 NOTE 7 - Scenario Calculations: Scenario 1: includes 1/2 of all the Highway Commercial available land at .03 FSR; 1/2 of WF core and DT core at 1.0 FSR and Secondary core at 0.3 FSR; and 1/2 of the available land assessed Business Industrial by BC Assessment, lands designated industrial south of Cherry Avenue and the land identified as new opportunity for waterfront business industrial, all at 0.3 FSR. Scenario 2: includes 1/2 of all the Highway Commercial available land at 1.0 FSR; 1/2 of WF core and DT core at 2.0 FSR and Secondary Core at 1.0FSR; and 1/2 of the available land assessed Business Industrial by BC Assessment, lands designated industrial south of Cherry Avenue and the land identified as new opportunity for waterfront business industrial, all at 0.6 FSR. Scenario 3: includes 1/2 of all the Highway Commercial available land at 0.3 FSR; 1/4 of WF core and DT core at 1.0 FSR to account for market absorption and land for high density residential at the core of Mission and Secondary core at 0.3 FSR; and 1/2 of the available land assessed Business Industrial by BC Assessment, lands designated industrial south of Cherry Avenue at 0.35 FSR and the land identified as new opportunity for business industrial on the Mission flats, at 0.6 FSR. Scenario 4: includes 3/4 of all the Highway Commercial available land at 1.0 FSR; 3/4 of WF core and DT core at 2 FSR, and Secondary core and new village development at 1.0 FSR; and 3/4 of the available land assessed Business Industrial by BC Assessment, lands designated industrial south of Cherry Avenue and the land identified as new opportunity for waterfront business industrial, all at 0.6 FSR.

Source: Data base created from BC Assessment data, and District of Mission Official Community Plan Maps and GIS data - NOTE while there is guarded confidence in the data, much of the data was collected for other purposes and may have inaccuracies. G:\COMDEV\SHARON\Special Projects\Employment Lands Strategy\FINAL ELS Database April 10, 2010.xls


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